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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
9181 Spruce Mtn Rd Larkspur, CO 80118-1203
Trust Owned
Free & Clear
Property ID
US13-0045605
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1913
Construction
WOOD FRAME
Total area
2,200 SF
Lot
1.03 ac (44,867 SF)
APN
R0086748
UPID
US13-0045605
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Lombardo Family Revocable Trust
Lombardo Family Revocable Trust
since 2026
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Larkspur submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Larkspur submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$7,422
Tax year 2023
Assessed value
$80,200
Assessed 2023
Previous assessed
$83,360
-3.8% YoY
Effective rate
9.25%
On assessed value
Assessed land
$60,090
Assessed improvement
$20,110
Land market value
$215,362
Improvement market value
$72,096
Total market value
$287,458
Applied tax rate
179.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1913
Construction
WOOD FRAME
Heating
SPACE
Stories
1
Units
1
Total area
2,200 SF
Lot
1.03 ac (44,867 SF)
APN
R0086748
UPID
US13-0045605
Jurisdiction
DOUGLAS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1913
Construction
WOOD FRAME
Heating
SPACE
Stories
1
Units
1
Lot
1.03 ac
Current owner
From public records · entity-resolved
Lombardo Family Revocable Trust
Trust
Free & Clear · 0 yrs held
Mailing address
PO BOX 327, LARKSPUR, CO 80118-0327
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2026
—
Lombardo Family Revocable Trust
Randall C Lombardo
Deed
related
—
Apr 24, 2018
—
Randall C Lombardo
—
Deed
related
—
Jun 9, 2009
—
Randall C Lombardo
Terry,barbara J
Quit Claim Deed
related
—
Nov 29, 2006
$30,461
Residential Real Estate LLC
Treasurer Of Douglas County
Tax Deed
—
Apr 27, 2005
$583,000
Randall C Lombardo
Terry,barbara J
Warranty Deed
—
Apr 27, 2005
—
Randall C Lombardo
Terry,barbara J
Quit Claim Deed
related
—
Jan 26, 2004
$810,000
Randal C Lombardo
Pappas,susan B
Grant Deed
$380,000 · First National Bank Strasburg
—
—
Susan B Pappas
—
Deed Of Trust
related
$1,000 · Individual
—
—
Corner Market Larkspur
—
Deed Of Trust
related
$217,771 · Castle Rock Bank
—
—
Randall C Lombardo
—
Deed Of Trust
related
$351,969 · Guaranty Bank
—
—
Susan B Pappes
—
Deed Of Trust
related
$269,489 · Castle Rock Bank
—
—
Susan B Pappas
—
Deed Of Trust
related
$19,376 · Castle Rock Bank
—
—
Susan B Pappas
—
Deed Of Trust
related
$26,000 · Castle Rock Bank
—
—
Susan B Pappas
—
Deed Of Trust
related
$150,841 · Castle Rock Bank
—
—
Randall C Lombardo
—
Loan Modification
related
—
—
—
Randall C Lombardo
—
Deed Of Trust
related
$200,000 · Susan B Pappas
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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